Archives: Case Studies

How a Scarborough bungalow became a forever home: $15,000 in engineered savings, zero structural unknowns, and the patience to do it right.

⚡ TLDR

Brenda and Sean own a bungalow with an integral garage on Scarcliff Gardens in Scarborough. They didn’t want to move — they wanted to transform. With a second storey addition targeted for a July 2026 build start, BVM Contracting engineered out $15,000 in steel costs, confirmed the existing footings can handle the full structural load, and helped the clients keep their project alive through a genuinely difficult personal stretch. This is a project still in pre-construction — but the story of how it got here is one every Scarborough homeowner should read before deciding what to do with their forever home.

Project Information

Project Type: Second storey addition over an existing bungalow with integral garage

Location: Scarcliff Gardens, Scarborough

Scope: Full second storey — three bedrooms, two full bathrooms, and a dedicated laundry room — plus a main floor reconfiguration

Design: Durham Drafting & Design

Build Start: Targeted for July 2026

Status: Pre-construction

The bungalow at 24 Scarcliff Gardens. Everything you’re looking at is about to get a second floor.

The Neighbour’s House Started the Whole Conversation

A house a few streets away had the same layout — same bungalow, same integral garage. Someone added a second storey. Brenda and Sean noticed. That observation became a question, and that question became a project.

Not every renovation starts with a mood board. This one started with a walk past the right house at the right moment.

When they reached out to BVM Contracting, we weren’t starting from scratch. Our team had just wrapped a nearly identical second-storey addition at 104 Midland Avenue in Scarborough. We pulled the actual budget from that project — real numbers, line by line — and walked Brenda and Sean through what a project like theirs actually costs. That’s a different conversation than a ballpark estimate dressed up as a quote. It gave them the footing to move into the design process without second-guessing themselves.

They worked with Durham Drafting & Design, our preferred design team, and used the neighbour’s completed addition as a design reference. The homeowners down the road even shared design information to help guide the decisions for this specific house. That kind of community knowledge — what works for this layout, this lot, this part of Scarborough — is hard to manufacture from scratch.

“They realized that this is their forever property and they wanted to invest some money into it and create a space they can truly call their own.” That’s how our pre-construction team summarized it. No flipping, no upsizing to impress anyone. A real investment in a home they already loved.

Bottom line: When you’ve already done the exact project, you can show a client the real numbers — and that changes everything about how fast they can move with confidence.

In November 2025, Brenda and Sean visited two active BVM addition sites — 62 Birchmount and 66 Inwood. They still reference specific finishes they saw that day.

Seeing a Real BVM Project Changed What They Were Asking For

Most builders show clients a 3D render. We put them in a hard hat.

In November 2025, we arranged visits to two active BVM addition sites — 62 Birchmount and 66 Inwood, both in Scarborough. Different stages of completion, same purpose: let the clients stand inside what they were planning to build.

It worked. Months later, Brenda and Sean still reference specific finishes they saw on those visits. Details from conversations on an active job site that shaped actual decisions on their own project — ceiling heights, window proportions, how a hallway feels at second-floor level. None of that translates from a PDF.

When clients can see a real project, they ask better questions. They stop worrying about abstract risks and start thinking about real choices. And when something comes up mid-build, clients who’ve walked an active site don’t panic — they’ve seen how construction actually moves.

Bottom line: We bring clients to active job sites on purpose. A real project, in person, does more for confidence than any sales presentation ever will.

Full permit drawings from Durham Drafting & Design. The second level: three generous bedrooms, two full bathrooms, a dedicated laundry room.

How We Engineered $15,000 Out of the Structural Budget

Steel is expensive. And in second-storey additions, it’s also not always the right answer.

The structural question is straightforward: what does it take to carry a whole new floor over an existing bungalow? The conventional move is steel beams, columns, and connections. It works — but it adds cost, installation complexity, and specialized trades.

Our team flagged the steel requirement early and found a path around it. By increasing the floor system depth from 12 inches to 14 inches, the structural loads could be carried entirely by engineered lumber. No steel required. That change took coordination between the architectural team, the structural engineer, BVM, and the clients. It wasn’t a quiet internal adjustment — everyone was at the table, understood the tradeoff, and agreed on the solution together.

The result: approximately $15,000 removed from the structural scope. On a residential addition, that’s not a rounding error. It also simplified the build sequence — engineered lumber is faster to install and doesn’t require the same specialized trades as structural steel.

Bottom line: Catching expensive structural decisions at the design stage — not after permits are issued — is where the real savings live.

The soil and footing review cleared the last major unknown: existing footings can support a full second storey. No remediation. No surprises.

Clearing the Last Unknown Before Breaking Ground

When the Letter of Intent was signed, it included a soil and footing testing clause. That kind of protection belongs in every LOI for an addition of this scope — it’s not a red flag, it’s standard due diligence for a project where a second level will sit on decades-old foundations.

The review came back clean. Existing footings confirmed capable of supporting the full second storey load. No remediation required, no unexpected scope changes, no difficult mid-project conversations.

“There were no longer any unknowns or obstacles to encounter that would cause the budget to explode out of proportion.” That’s a direct quote from our pre-construction team — and it nails exactly why this review matters. A budget built on confirmed structural data is one you can actually count on. An estimate built on assumptions is something else.

With footing confirmation in hand, permit drawings locked, and the steel question resolved, the path to the July 2026 start is clear.

Bottom line: The footing test isn’t bureaucratic paperwork — it’s what turns an estimate into a number you can stake your project on.

What’s coming: Hardie board siding, stone facade, expanded deck with hot tub, and Sean’s 12×22 insulated accessory structure.

When Life Got in the Way — and the Right Response Was Space

There was a stretch in the middle of this project where things went quiet. Not because of a design problem, a permit delay, or a budget conversation gone sideways. Brenda and Sean were dealing with serious family health challenges. The project slowed down.

A lot of contractors would have kept pushing. Regular check-ins. “Just following up.” Turning a hard personal situation into a transaction problem.

We gave them space instead — which, as our pre-construction manager put it, is “counterintuitive, but it worked.” When we did reach out, it wasn’t to ask if they were ready to move forward. It was just to ask how they were doing. That’s it.

They came back when they were ready. The project is on. July 2026 is the target.

There are builders across Scarborough and Etobicoke who’d have moved on the moment the timeline softened. We don’t operate that way — because the right clients are worth waiting for, and because that kind of patience tends to build the kind of trust that makes a long construction project actually work.

Bottom line: How a contractor handles a pause that has nothing to do with construction tells you more about them than anything that happens on site.

What 24 Scarcliff Becomes

When the build wraps, this house will be unrecognizable from the street — and completely transformed on the inside.

Second floor: three generously-sized bedrooms, two full bathrooms, a dedicated laundry room. Everything a growing household needs on a single level without crowding the main floor to do it.

Main floor: a proper living room at the front of the house. A powder room and den/office creating a real transition zone between the front entry and the back of the home. At the rear: a kitchen designed for living — dining that fits 16 people comfortably, a side entrance, and direct access to an expansive deck connecting both rear exits. Eventually a hot tub. And off the back of the property, Sean’s 12×22 insulated accessory structure — built for workouts, for downtime, for the kind of personal space most homes just don’t have.

That’s not just more square footage. That’s a home reconfigured around how Brenda and Sean actually want to live in it.

“Reaching out is the hardest part sometimes,” our team tells prospective clients. “With the right team, they’ll make the process as seamless as possible and have your best interests in mind to turn your dream home and property into a reality.” The Scarcliff Gardens story isn’t finished yet — but everything leading to the start line has gone exactly as it should.

Bottom line: A well-planned addition doesn’t just add rooms — it reinvents how a home works, and it stays that way permanently.

Ready to Start Planning Your Addition?

The Scarcliff Gardens project is what pre-construction looks like when it’s done properly: real budget comparisons from completed projects, structural review before a single permit is filed, site visits to active job sites, and the patience to stay beside clients through anything life throws at the timeline.

If you own a Scarborough or East Toronto bungalow and you’re deciding between adding on and moving out, let’s pull the actual numbers. The answer is almost always more interesting than people expect.

How a pandemic-era multi-trade reno turned two first-time renovation clients into lifelong advocates — and what that says about how we work.

⚡ TLDR

Kasper and Claire came to BVM Contracting with a home in Toronto that needed everything done at once — rear extension, kitchen, electrical, HVAC, bathrooms, front door — during the height of COVID. We delivered a complete renovation and home extension experience, navigated a permit process that included a neighbour complaints and late-stage HVAC engineering requirements, and handed over a home Claire described as “absolutely beautiful.” Three-plus years later, we’re still their first call — and they’ve sent more than one client our way.

Home Addition & Renovation Project Information

Location: 19 Wrenson Road, Toronto, ON
Scope: Full multi-trade renovation and rear extension — rear extension, new custom kitchen & millwork, new flooring, new trim, new paint, full electrical upgrade, new HVAC system, new bathrooms (multiple floors), new front door, rear deck
Project Started: September 2020
Completed: January 2021
Project Value: Inquire Here

The Project That Started With Everything

Some renovations and home additions are targeted. One kitchen. One bathroom. A fresh coat of paint and call it done.

This wasn’t that.

When Kasper and Claire first contacted us they didn’t yet have drawings, which is usually where we start our conversations. Our first conversation happened as a result of of a referral from a close friend of theirs who recently completed their renovation project, but not with us. Their friend regretted not going with us and turned into one of our biggest advocates through their poorly managed renovation experience.

They bought a property at 19 Wrenson Road, which was in their target neighbourhood within walking distance from the local school they wanted their kids going to and checked almost all of the boxes for them. They knew going into buying the home they would need more space for their growing family. With 2 kids and both Kasper and Claire working from home during COVID the space was going to get small really quickly.

They decided right from the start they were going to complete a rear extension, with an interior renovation to the existing main and second floors to add a powder room on the main floor and create a completely new primary bedroom complete with a new ensuite. This would turn a cramped 3 bedroom/1 bathroom home into a more functional 4 bedroom/2.5 bathroom home.

They also had a time constraint, Christmas. They wanted to be moved in by then, which made the planning process that much more important to get right.

We’ve been doing this since 1997. Complex home additions and interior renovations is what we’re built for. But we’ll admit: 2020 was a year that tested everyone in construction. Supply chains were uncertain. Trades were stretched. Getting materials to site on time required planning well ahead of what pre-pandemic schedules ever demanded. We needed to plan ahead, and that is what we did.

Bottom line: Every major project is a coordination test. This one passed.

How Efficient Planning Got This Project Done In Time

Kasper reached out in July 2020 once they had the purchase and sale agreement signed for 19 Wrenson Road. They were referred to us by their close friend who they knew had recently completed his own renovation project.

They wanted to get his feedback about who to go with but his answer wasn’t the team he actually used. It was the team he should have went with, us. We gave their friend a scope of work that looked expensive on paper but was accurate to how much the project was going to actually cost. He decided to go with the lower estimate, and ended up spending more than what we originally estimated.

We gained a life-long referral by pricing things true to what the project actually costed!

Reaching out in June 2020 for a September 2020 start date was already a very tall task, but to start from scratch with no drawings was going to take very efficient planning to achieve.

We didn’t waste any time and used one of their site visits prior to occupancy to measure up the house with our architectural design team, which formed the basis of the design work. These design drawings allows us to plan the extension to avoid committee of adjustment, which would have increased the time to get a permit in hand. We completed the zoning review and Ontario Building Code review all at the same time once we confirmed no variances would be triggered by the rear extension.

While the design was in for permit we made sure to build Kasper and Claire’s scope of work concurrently to make sure they knew the actual costs of their project (versus waiting for the permit drawings to be in hand).

We ended up getting the permit mid-September and already had the scope of work and contract signed off to start the work.

What Happened During Construction

Every home addition project runs into issues that need experienced eyes to review and this project was no different. We had to make adjustments to the layout based on additions to the design from the clients and their interior designer. Usually we can add these into the designs before starting, but with how quickly we had to get the permit we had to do some of the work while construction was ongoing. This led to a mudroom being added, additional millwork being completed, some custom tile work, and ultimately a more functional design.

We ideally work with the client and the interior designer BEFORE construction to avoid having to make these changes on the fly (which lead to additional cost) but Kasper and Claire were more focused on the timeline than what the incremental costs were to make their house a home. With every project we always try to lead with the assumption that everything in the scope will be fixed price before our clients sign contracts, but sometimes we have to adjust our processes to suit the needs of our clients and their timelines.

We ultimately were able to get Kasper and Claire moved in for Christmas, with some minor finishing work completed in January 2021 to close out their project in the New Year. They were grateful at the pace of the project completion and sticking to their move-in timeline. Experienced project management and solid planning got this project over the finish line on time (and slightly over budget due to the changes made during construction).

When the City Has Questions, We Have Answers

Here’s something most homeowners don’t hear enough: a closed permit is as important as a finished renovation. It’s your legal record that the work was done to code. It protects your home value and your insurance. And if it’s left open, it becomes your problem — not ours.

The permit path at 19 Wrenson had a few sharp corners. First, partway through the final inspection process, the city inspector flagged that an HVAC engineer drawing was outstanding — specifically related to a sizing change on a return air component. This came in September, well after the physical work had been completed. Our office tracked it down, confirmed it had been addressed, and moved the permit forward.

Then came the neighbour complaint. A neighbouring property submitted a complaint to the City about a gap between the existing brick and the new rear addition. The City’s position was that the Senior Inspector had to personally follow up on all complaints before signing off on the permit. Vince went to the site the same day to assess. The gap was on the neighbouring side of the property line. We worked through the process. And when the inspector took another look, his conclusion was clear: the gap was as per plan, not a deficiency.

Kasper’s note when the permit cleared: “Seems like our neighbour’s complaint was unfounded (not surprised).”

We coordinated the final documentation — structural engineering reports, insulation installer IDs, footing foundation reports — and the permit was officially closed in December 2021.

Bottom line: Permit navigation isn’t glamorous, but it’s part of what you’re paying for — and we don’t leave clients holding open permits.

What Kasper and Claire Actually Got

On January 21, 2021, Colleen sent the final invoice. Kasper responded within the hour.

“You guys were a treat to work with, very professional and accommodating to our every need.” — Kasper Chmura

That’s a sentence worth sitting with. Not because it’s a compliment — though it is — but because it came from a couple who had just lived through a full multi-trade reno during a pandemic. These weren’t easy circumstances. There were deficiency items to resolve. There were supply delays. There was the stove breaker issue that required our electrician to troubleshoot a GE dual-fuel range with an unusual wiring configuration the appliance company itself took two visits to understand. At every point, our team showed up and worked through it — immediately, with answers and solutions.

“Renovations are always a stressful process but this was by far one of the most well managed and efficient jobs we’ve experienced. You were all friendly and professional and we are so happy with the final output. Very excited to be in our new home for the new year, so thank you!” — Claire Robbins

Bottom line: The real measure of a renovation isn’t the day of handover — it’s whether your clients are still proud of the work months later.

The Support That Comes After

Here’s where the 19 Wrenson story gets interesting. The same evening we sent the final invoice — January 21, 2021, 8:26 PM — Claire messaged: “Kasper just tried to give you a call but we just walked down to a flood in our basement.” Ryan replied thirteen minutes later. Vince was on site first thing the next morning with fans. That wasn’t a fluke. That’s how we operate.

Over the following three-plus years, the team continued to be Kasper and Claire’s first call:

• February 2021: Stove breaker tripping — our electrician troubleshot the GE dual-fuel configuration and found a real solution

• March 2021: Bidet leak in the upper bathroom — plumber dispatched the next day

• March 2022: Snowmelt leaking into the basement while Kasper and Claire were in Aruba — we let ourselves in with their permission, ran fans, and followed up with a full waterproofing assessment (even though this wasn’t part of our scope)

• May 2022: Sliding screen door on the rear deck wasn’t tracking correctly — we got the manufacturer’s service team on it

• July 2022: Fridge delivery with a water/ice dispenser hookup the delivery company wouldn’t do — we connected them with our plumber

• June 2024: Fire alarm units going off in the middle of the night — we diagnosed the cause and sent a step-by-step cleaning guide within hours

None of this was invoiced. None of it was legally required. Every bit of it was the natural consequence of building a real relationship with clients — one where they trust us enough to call, and we trust ourselves enough to show up.

Bottom line: After-care isn’t a service line — it’s what happens when you actually care about the people whose homes you’ve touched.

Ready to Start Planning Your Project?

The 19 Wrenson renovation is proof that complex, multi-trade projects — done right, during difficult conditions — produce clients who don’t just move on. They refer you. They post reviews. They call you years later when something needs attention. And they trust you enough to send their friends.

If you’re looking at a renovation that touches more than one system in your home, the coordination and communication that goes into a project like this is exactly what separates a well-managed renovation from a stressful one.

Want To Start Your Home Addition Planning Journey?

Related Reading

• His Childhood Home, Reimagined — 132 Atlee Avenue — another Toronto interior renovation where thoughtful execution made the difference

• When the Second Opinion Became the Only Choice — how choosing the right contractor changes everything

• How to Properly Prepare For a Home Renovation — what to know before any major renovation begins

A post-wartime Scarborough bungalow transformed into a four-level forever home — because moving was never the option.

⚡ TLDR

104 Midland Avenue was a storey-and-a-half post-wartime bungalow with pinkish-red brick and a layout that had run out of room. Alicia and Ryan Broome inherited the property from a family member and came to BVM Contracting with a specific vision: transform it into a purpose-built, four-level forever home for their growing family — without leaving the neighbourhood they loved. Eight months later, Alicia called it a staycation. The Toronto Star called it a strong makeover story. We called it a good day’s work.

Home Addition Project Information

Project Type: Home Addition — Second Storey Addition + Basement Underpinning + Full Interior Renovation

Location: Scarborough, Toronto

Scope: ~900 sq ft added on new second floor; four cohesive levels including underpinned basement, remodelled main floor, new second floor, and renovated bonus room above garage; custom Swede kitchen; HVAC redesign

Timeline: ~8 months from breaking ground to handover (construction started January 2024)

Budget: Inquire for pricing

Before and After

[PHOTO — Before: Original storey-and-a-half bungalow at 104 Midland Avenue — post-wartime pinkish-red brick exterior, original footprint with room above integral garage]

[PHOTO — After: Completed 104 Midland Avenue — second storey addition fully integrated with original structure, new roofline visible]

The Home That Couldn’t Be Left Behind

Some projects start with a spreadsheet. This one started with a family memory.

104 Midland Avenue was a post-wartime storey-and-a-half Scarborough bungalow — classic pinkish-red brick, a room perched above an integral garage, the kind of house that holds decades of history in its walls. When Alicia and Ryan Broome had the opportunity to purchase it from a family member, the decision wasn’t just a financial calculation. This was a place they were emotionally attached to. A place they wanted to create their own memories in.

But they also had a young family — two boys, growing careers, and a clear-eyed understanding that the existing layout wasn’t going to serve them for the next few decades. Selling was never seriously considered. The question was never whether to transform the home. The question was how.

Their vision was specific and ambitious from day one: create four cohesive, purposeful levels that the whole family could enjoy. An underpinned basement. A fully remodelled main floor with a custom kitchen at its centre — a real entertaining space. A brand-new second floor addition — roughly 900 square feet — to hold all four family members’ bedrooms with room to breathe. And the existing bonus room above the garage, reimagined as a dedicated rec room where their boys could hang out, play, and have a space that was genuinely theirs.

Bottom line: When clients come to us with a clear vision and a deep reason to see it through, that clarity becomes the foundation the entire project is built on.

[PHOTO — Construction / Framing Phase — addition structure taking shape above existing bungalow]

Framing underway in early 2024. Adding a full second floor to a post-wartime bungalow starts here — and it has to be done right.

Four Levels Built on Planning

By January 2024, our team was on site. Framing and plumbing rough-ins were underway in the first weeks — the unglamorous, foundational work that determines whether everything above it performs for decades.

The underpinning came first and consumed a significant portion of the early project timeline. Underpinning an existing basement is exacting, technical work: you’re increasing the depth of the foundation beneath a standing structure, and there is no margin for error. It’s also the kind of phase that earns its value quietly — homeowners won’t see it, but they’ll benefit from it for the life of the home. Once the underpinning was complete, the project moved forward without interruption.

The kitchen installation had some finishing-phase coordination complexity — custom kitchens at this level always do — but the overall timeline held. The one planned scope change came from the clients themselves: the basement, initially intended for a full finish, was pulled back to a minimal state so the budget could be allocated toward higher-finish areas upstairs. A disciplined call, and one the family can revisit on their own timeline. The HVAC redesign was where the technical heavy lifting earned its keep. Adding 900 square feet of new living space and remodelling every level of an existing home without rethinking how the whole building breathes and heats is one of the most common — and most expensive — mistakes in addition work. We obtained the custom HVAC permit in March 2024 and designed a system built to serve the entire home, old and new square footage together.

The major budget win on this project came from the decision made before construction even started: utilize the existing structure rather than tear down and rebuild. That single choice — staying with the bones rather than starting over — is what made a four-level home transformation achievable at a budget that would not have covered a comparable new build. Underpinning and a full second-floor addition on a post-wartime bungalow is not a small undertaking. But it is meaningfully different from a ground-up build — and our team has the experience to execute both.

Bottom line: A great addition doesn’t just build up — it rebuilds the whole system so the finished home performs as if it was designed that way from day one.

[PHOTO — Custom Swede Kitchen — finished and installed]

The kitchen at 104 Midland. Designed for how this family actually lives. Built to be the heart of the home.

The Feature We’re Most Proud Of (It’s Not the Kitchen)

The kitchen is stunning. But ask our team what this project’s standout feature is, and the answer surprises people.

It’s the bonus room above the garage.

That room existed before we touched the building — a slightly awkward space sitting above an integral garage that didn’t quite fit the rest of the original bungalow. A less thoughtful approach to this project would have absorbed it into the addition as a spare bedroom, or finished it minimally without a clear purpose.

Instead, our team worked with Alicia and Ryan during the planning and design phase to think carefully about their family’s actual needs. Two young boys. A home built for the next two decades. What those boys needed — what any kids in a home this well-designed deserve — was a space of their own. The bonus room became the rec room: a separate level where they can hang out, play, and do what kids do, completely apart from the main living areas while fully integrated into the home’s four-level flow.

That’s what a planning process built on real conversation produces. Alicia and Ryan trusted our team to push back on assumptions and give honest feedback about what would make the space work. That planning investment — made before a single nail was driven — is why the finished home feels intentional from every angle. And why Alicia, a year after moving in, still referred to it as a staycation.

“Still feels like we’re on a staycation lol.” — Alicia Broome, homeowner, 104 Midland Avenue

Bottom line: The best features in a home aren’t always the most expensive ones — they’re the ones that fit how the family actually lives.

[PHOTO — Bonus Room / Rec Room above garage — finished space]

The rec room above the garage. Repurposed from an awkward leftover space into the boys’ own level. This is the feature our team is most proud of — and once you understand why, you’ll agree.

When the Work Doesn’t Stop at Handover

Eight months of construction. Handover complete. For most contractors, that’s where the relationship ends.

Not for us.

After Alicia and Ryan moved in, the first winter revealed what Ontario winters always reveal in new construction: humidity management challenges as materials settle and the HVAC system calibrates to real-world conditions. At 104 Midland, winter conditions led to some drywall and trim areas that needed attention. In addition, working in an existing structure always means encountering existing conditions — and we addressed those head-on as they surfaced.

Our team reacted quickly. When Alicia flagged moisture in the furnace room bulkhead in the summer of 2025, we sent our HVAC contractor Russell Summerfield from Ontario Mechanical Services to investigate within a day. The diagnosis: a dirty furnace filter and a humidistat that needed adjusting — standard post-construction calibration in a new HVAC system. We investigated, diagnosed, and resolved it the same afternoon. No runaround. No “that’s not our problem.”

Colleen coordinated every subsequent trade in sequence: drywall, flooring, caulking, and paint touch-ups. Each item tracked and addressed in order. Alicia’s emails throughout the warranty period reflect a client who felt genuinely cared for — cooperative, flexible, and appreciative.

The clearest indicator that the relationship survived the hard parts? Ryan Broome’s brother recently engaged BVM Contracting for his own basement renovation. That referral didn’t happen because the construction process was friction-free. It happened because when things came up, we handled them.

“Thank you for all your help with coordinating the repairs to our home and checking items off the list.” — Alicia Broome, homeowner, August 2025

Bottom line: The warranty period isn’t a liability — it’s the opportunity to prove that the relationship matters more than the final payment.

Ready to Start Planning Your Home Addition?

The 104 Midland Avenue project is proof that you don’t have to move to get the home your family needs. A well-planned addition — one that thinks through every level, not just the square footage you’re adding — can completely transform how a family lives without sacrificing the neighbourhood, the school, or the roots they’ve already put down.

The families that are happiest with their home additions are the ones doing it for the right reasons. If you’re sitting on the fence about whether an addition is the right move for your family, start with an honest conversation about what your family actually needs — not just what’s missing, but what the space needs to become. BVM has experience across every project type: custom new builds, additions, renovations, underpinning. We can give you a straight answer about which path makes the most sense for your specific situation.

Book Your Free 20-Minute Project Consultation: Schedule here

📞 647-401-HOME | www.bvmcontracting.com

Related Reading

• The Side Extension That Became a Four-Level Transformation — another Scarborough home transformation where scope and planning made the difference

• 2 Years of Planning Got This East York Home Addition Built — how a long planning process sets an addition up for success

• Home Additions in Toronto: An Overview — everything you need to know before starting a home addition in the GTA

Julianne and Junior LeBlanc came to BVM Contracting with a vision: tear down what was there and build the custom home they’d always wanted. We delivered a ~4,000 sq ft, $1.5M custom build in Port Union — the easternmost community in Scarborough along the Lake Ontario shoreline — on time, on budget — during one of the most turbulent material supply periods in recent memory. Three years later, when we needed a real-world example to show a new family what a BVM home looks like, Julianne and Junior didn’t hesitate. They opened their front door.

That’s the kind of relationship we build — not just homes.

Home Build Project Information

Project Type: Full tear-down and custom new build
Location: Port Union, Scarborough, Toronto
Scope: ~4,000 sq ft custom home (main floor, second floor, basement with gym, three-car garage, covered rear porch)
Duration of Construction: 9 months
Timeline of our services: Pre-construction through to completed construction
Client: Young family, Port Union
Architect: Chris Ziannis — CZ Designs
Project Cost Breakdown: Inquire here

Building During the Worst Supply Chain Year in Memory

When Julianne and Junior signed on with BVM Contracting in 2021, they weren’t just buying a construction contract — they were trusting us with their most significant financial investment. And they were doing it at the worst possible time for materials.

2021 was a year that tested every builder in Canada. Lumber prices had spiked to historic highs. Lead times for windows stretched to 14–16 weeks. Roof trusses were backlogged for months. Structural steel pricing was volatile enough that we had to lock in quotes on specific dates just to hold numbers.

A less experienced builder would have handed over a budget and hoped for the best. We took a different approach.

From day one, our team sat with Julianne and Junior and built a line-by-line budget — every trade, every material, every phase of the project documented with full transparency. When lumber came in higher than expected, we didn’t hide it. We worked through the budget together, found over $14,600 in savings on framing alone, and protected their overall number without cutting corners on quality.

The final framing cost came in at $193,400 against an original $208,000 estimate.

Bottom line: Full budget transparency — even when the numbers shift — builds the kind of trust that survives a supply chain crisis.

A Home Designed to Turn Heads — and Last Decades

The LeBlanc residence isn’t a typical new build. Every exterior and interior decision was made with intention.

Exterior

The curb appeal of this home is immediate and unmistakable. The exterior combines three distinct cladding systems that work together as a cohesive whole:

→ Standing seam charcoal metal roof — across both the main floor and second floor, including a flat roof section. Metal roofing was chosen for its longevity, weather performance, and the clean architectural statement it makes.

→ James Hardie fibre cement siding — a combination of vertical and horizontal runs in a rich iron gray, providing a maintenance-free envelope that holds its colour and resists the freeze-thaw cycles that punish Ontario exteriors every winter.

→ Permacon Laffit thin stone veneer — in a Chambord Grey blend that grounds the home and adds natural texture against the Hardie panels.

→ Natural stone accents — 3-inch sill stones, natural stone gable vents, and natural cut stone for the eave transitions bring a custom masonry feel without the full masonry cost.

The windows and doors are Golden Windows wood-aluminum clad units with internal grilles and simulated divided lights (SDLs), all finished in black — a bold choice that frames every opening and ties the exterior together. A 52×96 insulated steel front door with a 12-inch sidelite anchors the entry with presence.

A 48×48 Velux fixed skylight in the front foyer brings natural light deep into the main floor — one of those details you notice the moment you walk through the front door.

Garage

The three-car garage isn’t an afterthought — it was designed with the same attention the rest of the home received. With its own framed footprint, insulated doors, and mudroom-to-garage access point, it functions as a true extension of the home.

Covered Rear Porch & Outdoor Living

The rear of the home features a covered porch with a gas fireplace — an outdoor living space that genuinely extends the usable season for the family. The sliding door system connects indoor to outdoor seamlessly, making it one of the most used features of the home year-round.

Basement

The basement was designed as a functional living level, not storage. With 9-foot ceilings throughout and a dedicated gym and golf area built to 10-foot ceiling clearance, it’s a level of the home the LeBlanc family actually uses.

How We Kept a 9-Month Custom Build on Schedule

Managing a $1.5M custom build in a supply-chain crisis isn’t just about construction knowledge — it’s about anticipation.

Order early, order smart. We placed the Golden Windows order the moment the specifications were locked — knowing 14–16 week lead times meant any delay would cost months on the back end. They arrived on schedule. We planned for trusses knowing delivery wouldn’t come until October — and built the schedule to absorb it without idling the crew.

Daily communication, not weekly updates. Our project managers were in regular contact with Julianne and Junior throughout the build — not just at formal site meetings, but daily when decisions needed to be made. Custom homes require hundreds of small decisions along the way. Our clients should never feel like they’re waiting on us.

Transparent draw schedule. Every draw was documented against the budget. Julianne and Junior always knew exactly what had been spent, what was remaining, and what was coming next. There were no surprises at the end.

Holding the budget without sacrificing the build. When framing material costs came in higher than the original estimate — as they did for every builder in 2021 — we didn’t absorb the cost quietly or pad elsewhere. We brought the numbers to the table, found $14,600 in legitimate savings on the lumber package, and issued a formal credit. The final framing cost came in at $193,400 against an original $208,000 estimate.

The result: a move-in ready home delivered in 9 months with no significant time delays and no cost overruns.

Bottom line: Proactive ordering and daily communication aren’t extras — they’re the reason custom home builds finish on time.

What the LeBlanc Family Said

“BVM was a pleasure to work with for our new build project. Their project managers helped with all the planning ahead of the build, and created a detailed budget for all phases of the project that was both transparent and accurate. Once building was underway, we had regular site meetings and daily conversations to ensure everything was completed to our satisfaction and in a timely manner. Our home was move-in ready in 9 months with no significant time or cost delays! We would use BVM again and highly recommend them for both small and large construction projects.”

— Julianne & Junior LeBlanc, homeowners, 396 Rouge Highlands Drive

The Moment That Said Everything

Three years after completion, BVM Contracting was working with a new family planning a custom home in the Cliffside area of the Scarborough Bluffs — a similar vision, similar scope. They wanted to see what a BVM home actually looks and feels like.

We reached out to Julianne and Junior.

Without hesitation, they said yes. They opened their home — their personal space, their private investment — to a family they had never met, simply because they believed in what BVM Contracting had built for them.

There was no obligation. No incentive. Just the confidence of a family who got exactly what they were promised, and were proud to show it off.

That moment is the clearest measure of success we know: a client who becomes an ambassador.

Key Takeaways

→ Transparency builds trust — A line-by-line budget, documented at every draw, means no surprises and no erosion of confidence

→ Supply chain requires strategy, not luck — Ordering windows 14 weeks ahead of need, planning truss delivery into the schedule, and monitoring steel pricing daily kept the project moving when others stalled

→ Communication is a deliverable — Daily contact with clients isn’t extra effort, it’s part of what we build

→ A great build has a long life — The LeBlanc home didn’t stop being a BVM success story when the permit closed. Three years later, it’s still doing work for us — and for them

Thinking About Building Your Custom Home?

The LeBlanc residence is proof that a custom home at this level — done right, with full transparency and no surprises — is achievable. Even when the world around you is making it harder.

BVM Contracting has the experience, the process, and the relationships to deliver your custom home on time and on budget.

Let’s start the conversation.

647-401-HOME (4663)
www.bvmcontracting.com

Related Reading

• Two Years of Planning. A Forever Home Worth Every Day of It. — another Scarborough custom build where planning made the difference

• 2 Years of Planning Got This East York Home Addition Built — how a long pre-construction process set a project up for success

• Why Most Home Building Projects Fail During Design — why the design phase determines the outcome of every custom build

How BVM Contracting turned a Cliffcrest side-split into a seamless multi-generational home — without leaving a trace.

Project Information

Project Type: Home Addition — Side-Split Addition + Interior Renovation

Location: 70 Minerva Avenue, Cliffcrest, Scarborough, Toronto

Neighbourhood: Cliffcrest

Scope: Side-Split addition with mansard roofline, main-floor great room with vaulted ceilings, lower-level kitchen with yard walkout

Total Home Size After Addition: 2,456 sq ft

Project Value: Inquire Here

When “Don’t Make It Look Like an Addition” Is Actually the Hardest Brief

Before landing on the addition, the family had explored a land severance — the idea of splitting the lot to create a second structure entirely. BVM walked them through both paths honestly. The severance ran into hard limits almost immediately: the lot’s dimensions in that Cliffcrest block simply didn’t support it without requiring neighbouring land, and the city planning process confirmed as much. The addition wasn’t a fallback. It was the smarter answer. One lot, one permit process, one build — and a result that served three generations without splitting the family across two addresses.

Bottom line: When the first solution doesn’t work, the right general contractor tells you before you spend a dollar on permits — and comes with a better one.

The Roof That Changed Everything

But pulling it off required a technique BVM doesn’t use on every build. Our standard approach for home additions uses pre-fabricated roof trusses — engineered offsite by manufacturers like Kott Inc., delivered ready to install, efficient and reliable. The mansard profile at Minerva didn’t allow for it. The flat-pitch sections of the roof required hand-framed rafters cut and assembled entirely on-site — a more labour-intensive method that demands a higher level of carpentry skill and precision. The payoff was direct: those hand-framed rafters are what made the vaulted ceilings in the great room possible. Without them, the ceiling would have been flat, and the space would have been just another room. With them, it became the heart of the house.

The construction logistics added another layer of complexity. Our crew was working on one side of the home — framing, roofing, weather-proofing — while the Zecchinos were still living in the other. The original bedrooms and bathrooms remained in use throughout the build. That meant moving fast, staying organized, and taking the weather seriously. We framed and roofed in record time to minimize the period when the structure was exposed. Mother Nature cooperated. The family didn’t have to move out.

Bottom line: The right roof design isn’t just an aesthetic decision — it’s what determines whether a room becomes a showpiece or just square footage.

Three Generations, One Great Room

Mark Zecchino is one of Canada’s busiest golf broadcasters — Golf Talk Canada on TSN, PGA Tour Radio on SiriusXM. He travels internationally for much of the year. And in a testimonial the family recorded after the project was complete, he made one observation that said more than a formal review could: he could be in another country, in another time zone, and still know exactly where the project stood. That kind of communication — proactive, specific, consistent — is what lets a client exhale when their home is under construction and they’re not there to see it.

Heather put it more simply:

“We were absolutely thrilled with the final product from BVM and will continue to recommend them in the future.” — Heather Zecchino, homeowner, Cliffcrest

Years after completion, when a Toronto Star journalist reached out about featuring the home in the Living/Homes section, her instinct was immediate. The house functions to serve the needs of three generations — not to mention a working broadcaster. That’s not a description of a renovation. That’s a description of a home that does exactly what it was designed to do.

Bottom line: A great addition isn’t just more square footage — it’s space that changes how a family lives together.

Ready to Start Planning Your Home Addition?

The Minerva project is the answer to a question we hear often: can you build an addition that doesn’t look bolted on? The answer is yes — but it requires design thinking before construction planning, and a team willing to do the harder work when the simpler solution won’t achieve the result.

If you’re thinking about a home addition in Scarborough, East Toronto, or anywhere in the GTA — whether it’s for a growing family, a multi-generational arrangement, or simply more space built the right way — our pre-construction process will show you exactly what’s possible before you commit to design.

Related Reading

• The Side Extension That Became a Four-Level Transformation

• Extending a Birch Cliff Property Into a Dream Home

• Home Additions in Toronto: An Overview

How a Dormant 2022 Permit Became a 700 Sq Ft Transformation in East York

Three years of waiting, one aggressive start date, and a team that asked the right questions from day one.

Evan and Kelly had a building permit for their East York home addition sitting dormant since 2022 — stalled by rising costs and a string of home builders who couldn’t give them straight answers. BVM Contracting took over in 2026, protected the at-risk permit with a strategically timed inspection, navigated a months-long Enbridge gas meter relocation, and managed multiple design revisions with Replacement Design — all without losing a single day on the construction schedule. The result: a home that grows from 1,600 sq ft to 2,300 sq ft, with a full second floor, a main level extension, and a finished basement with full bathroom. All in for approximately $680,000–$700,000.

Project Information

To be filled in

The Permit That Nobody Could Activate

When Evan and Kelly first reached out to BVM Contracting in December 2025, they weren’t starting from scratch. They had a building permit in hand — issued by the City of Toronto back in 2022 — for a substantial home addition at 349 Dawes Road in East York. What they didn’t have was a builder who could actually make it happen.

The permit had been dormant for over three years. Rising construction costs and climbing interest rates in 2022 had priced them out of moving forward, and every contractor they’d spoken to since had been vague on scope, fuzzy on budget, or unwilling to engage honestly with the complexity the project required. The permit was an asset — but under City of Toronto rules, a permit can be inactivated if a project doesn’t commence within a specified period. With an aggressive start date locked in and no room for bureaucratic surprises, the risk was real.

Our team flagged it on day one. We called the building inspector directly, confirmed exactly what was needed to protect the permit, and locked in the first inspection early — making it impossible for the city to close the permit before construction got underway. For Evan and Kelly, it was the first time a contractor had shown up with answers instead of uncertainty.

Bottom line: Identifying permit risk before breaking ground isn’t just project management — it’s the difference between a project that starts on time and one that loses months to a problem that should never have been a problem.

700 Square Feet That Changes Everything

Here’s what Evan and Kelly are actually getting: a home that doesn’t look, feel, or function anything like the one they’ve been living in.

The project includes a ~200 sq ft extension on the main level — expanding the footprint and creating the structural base for what comes above. On top of that sits a full second floor top-up of 755 square feet. That’s the transformation that changes everything. What was previously a cramped half-storey second level becomes a proper, full-height floor. Rooms that were undersized become real rooms. Circulation that was squeezed opens up. The family gains a second floor that actually works the way a second floor should.

In the basement, what was underutilized rough space becomes a fully finished living level: a rec room, a full bathroom, and a dedicated laundry area. During pre-construction, our team ran both scenarios in the preliminary budget — fully finishing the basement versus roughing in the mechanicals and leaving finishes for a later phase. We’ve done that approach before on other projects when it’s the right move for the client’s budget. Evan and Kelly reviewed the numbers, understood the cost difference clearly, and decided to do it right the first time. Because doing a second renovation later almost always costs more than finishing it now.

When it’s done, 349 Dawes Road goes from approximately 1,600 sq ft to approximately 2,300 sq ft — 700 additional square feet this family will live in for decades.

Bottom line: 700 square feet of new space isn’t just more room — it’s a fundamentally different home, designed around decisions the clients made with full cost visibility at every step.

The Gas Meter, the Redesigns, and Everything That Had to Go Right

No addition of this scope is just a construction story. Getting to a clean start at 349 Dawes Road required managing two parallel challenges — a utility relocation and multiple design revisions — without letting either one compromise the project timeline.

The gas meter relocation was the higher-stakes of the two. Whenever Enbridge gets involved, the project timeline is at risk. The relocation required coordination between NPL, Enbridge, the City, and the homeowners, and the process stretched over several months with no guaranteed end date. Our team identified the risk early and stayed on every stakeholder to keep things moving. The gas line was successfully cut off right as construction began in May 2026 — not a day early, not a day late. The project didn’t lose a single day to utility delays.

The design revisions were a different kind of challenge. After receiving BVM’s detailed, itemized scope of work, Evan and Kelly were able to see exactly how specific design decisions were driving cost. Things like pocket doors, siding selections, and basement shower configurations suddenly had real dollar values attached to them — and some adjustments needed to be made. The basement shower was revised to a more efficient prefab unit. Interior door types were updated. The main entrance roof overhang was extended to add proper weather protection at the front entry — a functional improvement that also improved the design. The deck scope was refined. Every change made the home more practical for the family and kept the project financially sound. A revised permit resubmission was completed in time to hold the construction start date.

These aren’t complications. This is what rigorous pre-construction planning actually looks like when it’s done right.

Bottom line: Every complexity on this project — permit risk, gas relocation, design revisions — was identified early, managed proactively, and absorbed without a single day of delay to the construction schedule.

Why Evan and Kelly Finally Said Yes — After Three Years

Evan and Kelly found BVM Contracting on Google. After that, the story gets more interesting.

They had been living with this permit for three years. They weren’t waiting because they’d changed their minds about the addition. They were waiting because nobody had been able to give them the clarity and assurance they needed to actually sign a contract. Budget conversations went vague. Scope questions got deflected. No contractor had ever truly challenged their thinking or mapped out what the project actually required.

The first few conversations with BVM were different. Our team asked the questions no one else had bothered to ask — about the permit status, about the basement options, about what the project would actually cost under different scenarios. We gave Evan and Kelly the breakdown of their biggest cost decisions so they could see the impact of each one. We connected them with past clients. We held multiple budget review sessions. We answered hundreds of questions — not as a courtesy, but because that’s the minimum level of engagement every family who works with us should expect.

Homeowners care about cost, but more than anything, they care about assurance. Will the number we start with be the number we end with? And if you can’t prove that — not just promise it, but prove it with your process, your track record, and your history of transparency — then your word means nothing.

For Evan and Kelly, the proof was in the process. Long before construction ever started.

Bottom line: Three years of waiting ended not because the market got better, but because they finally found a team that operated with full transparency and earned their trust before asking for a signature.

Before & After (Photos to come)

Before: A ~1,600 sq ft East York home with a half-storey second level, an underutilized basement, and a building permit from 2022 that had been sitting inactive for over three years — and a family that wanted the addition but couldn’t find a contractor they could trust.

After: A ~2,300 sq ft fully transformed home — full-height second floor, main level extension, finished basement with full bathroom, rec room, and laundry — built on an aggressive timeline, with a permit protected and a gas relocation coordinated in time for day-one construction. All-in budget of approximately $680,000–$700,000.

Ready to Start Planning Your Home Addition?

The 349 Dawes Road project is exactly what a complex home addition looks like when it’s planned properly — permit strategy, utility coordination, value engineering, multiple design revisions, and construction that starts on schedule and stays there.

If you’re considering a home addition in East York, Scarborough, or anywhere in the GTA — especially if you have an existing permit, a complicated site, or a project that other contractors have struggled to scope clearly — our pre-construction process gives you the certainty you need before committing to anything.

Want To Start Your Home Addition Journey?

Related Reading

• 2 Years of Planning Got This East York Home Addition Built

• Setting Up a Rosedale Home Addition For Success

• Why Most Home Building Projects Fail During Design

When a BVM investor trusted us with the home he grew up in, the stakes were personal — and the result will be extraordinary.

⚡ TLDR

Alan Masters grew up in a 1990s Scarborough home that hadn’t been touched since it was built — compartmentalized rooms, outdated everything, no flow for modern family life. After investing in a BVM Contracting custom home project and watching how we operate up close, he trusted us with his childhood home. The result: a full interior transformation featuring a 20-foot open-concept main floor, ultra-custom kitchen, herringbone hardwood, new stairs and railings, three full bathrooms, a gas fireplace, custom millwork, wainscotting, and all-new windows and doors throughout — a complete reimagining of a home that already meant everything.

Project Information

When an Investor Becomes a Client

Alan Masters wasn’t a stranger to BVM Contracting when he called about his home. He was an investor in our Phyllis Avenue custom home project in Cliffcrest — one of our signature builds — and through that project he spent enough time in our world to understand exactly how we operate. He watched how we handled the budget, how the team communicated, how problems got solved. He saw the finished product.

So when his father passed away the home felt empty but also ripe with opportunity to turn his childhood home into a legacy for his family.

This wasn’t just a renovation. Alan’s father had been ill for some time, and Alan had been caring for him in the home. The house hadn’t been significantly updated since it was built in the 1990s, and if Alan and his partner Justine were going to build their life here, it needed to become theirs — while honouring the family history inside those walls. That’s a weight most renovation briefs don’t carry.

We also run in many of the same circles as Alan, and he is mutual friends with several families whose homes BVM Contracting has built or renovated. He had seen our work firsthand and understood the level of quality we bring to every project. That combination — direct investment experience, recommendations from friends whose homes we’d built, and a deeply personal reason to get it right — made 132 Atlee one of the most meaningful projects we’ve taken on.

Bottom line: The best clients come from trust built over years, not sales calls. Alan already knew what we could do — and that’s what made this project possible.

One Steel Beam. An Entirely Different Home.

Walk into a typical Scarborough home built in the 1990s and you’ll find the same layout: walls everywhere, a small kitchen tucked off to one side, a living room that feels cut off from the rest of the house, a front foyer that leads nowhere interesting. It was functional for its era. It’s not how families live today.

The centrepiece of our main floor transformation at 132 Atlee was a custom 20-foot W8x24 structural steel beam — engineered and installed to eliminate the load-bearing walls separating the kitchen, dining area, family room, and front foyer. When those walls came down, the entire character of the main floor changed. What had been a series of small, disconnected rooms became one cohesive open-concept space with sightlines from the front door all the way to the back of the house.

For Alan and Justine, Ryan noted there was a mix of emotions when construction began — the excitement of transformation alongside the nostalgia of watching the home they knew come apart. That tension is real in every major renovation — we’ve been through it with families in Scarborough, Leaside, and the Beaches. What carries clients through it is clarity about what’s coming on the other side. Our team stayed close throughout the process, making sure Alan and Justine could always see where the project was headed — because the answer, in this case, was genuinely extraordinary.

The new main floor is designed around a custom kitchen built by Jim Popoff’s team: the undisputed focal point of the space. Paired with herringbone hardwood flooring throughout, JennAir appliances, a new gas fireplace replacing the old wood-burning unit in the living room, and tile in the front foyer that will anchor the entry — the main level will be something people talk about when they walk through the door.

Bottom line: One structural decision — the right steel beam in the right place — unlocked the potential of the entire main floor. That’s the kind of pre-construction thinking that separates a renovation that looks good from one that actually works.

Permit Issues, Phone Calls, And Decisive Action

Before a single wall came down, the team needed three permits from the City of Toronto: a building permit, a plumbing permit, and a drainage permit. What should have been a routine process ran into a real-world complication (as they usually do with The City of Toronto) and the permit applications stalled.

At the same time, Alan was out of the country on a trip.

The typical approach — email chains, document portals, formal correspondence — wasn’t going to work. Alan is a phone call guy, and our team adapted immediately. We shifted to direct phone communication, walked Alan through exactly what the City needed and why, and helped him understand the documentation required to clear the issue on his end. Once Alan submitted the necessary paperwork, the permits cleared — all three arrived on the same day, March 25, 2026.

Permits for a project of this scope (building, plumbing, drainage) covering structural work, fireplace conversion, and bathroom renovations require coordination with the City of Toronto’s Scarborough building department, a qualified architectural design team (Managed by BVM and The Constructible Design Co.), and responsive communication with the client. The title complication added a layer of complexity that required patience and clear guidance — and our team delivered both.

Bottom line: Permit complications are not unusual. What matters is how quickly your team recognizes the issue, adjusts the plan, and keeps the project moving — without dropping the client in the process.

Protecting the Budget Without Cutting the Vision

One of the more instructive moments on this project came early, when Alan mentioned he wanted to add an EV charger to the garage. The issue: his existing electrical panel was 100 amps — inadequate to support an EV charger properly, and the logical answer was a full service upgrade to 200 amps.

Our team got pricing from Toronto Hydro for the upgrade. The number came back too high for Alan to justify at this stage of the project. Rather than leave the EV charger conversation as a dead end, we proposed a smarter phased approach: install a separate 100-amp subpanel in the garage now, which handles any garage needs — EV charger, heater, workshop equipment — and leaves the infrastructure in place for a clean 200-amp upgrade whenever Alan is ready to invest in it. No permanent compromise. No sunk cost. A real solution that protected his budget without closing off the future.

This is the kind of decision-making that separates a builder who understands construction from one who understands clients. The goal isn’t just to execute the scope — it’s to help clients make decisions that serve them well over time.

Ryan also highlighted a broader lesson from this project about the planning and design phase: Alan invested the time to make selections himself — tile, appliances, kitchen details, paint colours — because he’s retired and could dedicate the hours required. For families with full-time jobs and kids at home, that kind of sustained decision-making is genuinely difficult. Our team consistently recommends working with an interior designer as a strategic investment, not an optional luxury. The clients who treat design and planning as a cost tend to have harder renovation experiences. The ones who invest in it properly get better results — and fewer regrets.

Bottom line: Smart budget management isn’t about finding the cheapest option — it’s about finding the right option for where the client is today and where they want to be tomorrow.

The Finishes That Will Make This Home Distinctly Theirs

The full picture of 132 Atlee Avenue isn’t just a structural story — it’s a design story. Every major finish decision was made with intention, and the combination is what will make this home feel like Alan and Justine’s from the moment you step through the front door.

The custom kitchen by Jim Popoff is the centrepiece: designed for serious cooking and real entertaining, with the full JennAir appliance package making it functional at the highest level. The herringbone hardwood floors throughout the main level add warmth and a design-forward detail that elevates the space beyond standard renovation territory. New stairs and railings connect the main and second floors as part of the visual identity of the home. Foyer tile anchors the entry and sets the tone before guests reach the living space.

In the living room, the gas fireplace — replacing the original wood-burning unit — transforms the room into a year-round gathering space with none of the maintenance burden. Custom millwork and wainscotting bring depth and detail to the walls. And one of the most impactful decisions on the entire project: all-new windows and doors throughout the main and second floors, spray-foamed and re-drywalled as part of a full exterior envelope upgrade. The effect on curb appeal was immediate and dramatic — and the energy performance improvement will benefit Alan and Justine for decades.

Three full bathrooms round out the scope, each refreshed as part of the second-floor transformation.

Ryan’s prediction: when this home is photographed, the front foyer and the kitchen are going to stop people mid-scroll. We’re inclined to agree.

Bottom line: When the right finishes are layered together — structural, design, and envelope all aligned — the result isn’t just a renovated house. It’s a home that reflects the people living in it.

Before & After

Before: A 1990s interior untouched for 30+ years — compartmentalized main floor, outdated kitchen, wood-burning fireplace, original windows and doors, no connection between living spaces.

After: Full-interior transformation — open-concept main level anchored by a 20-foot steel beam, ultra-custom kitchen with JennAir appliances, herringbone hardwood floors, refinished stairs and railings, gas fireplace, three renovated bathrooms, custom millwork, wainscotting, all-new windows and doors, full exterior envelope upgrade. A home that honours the family history it carries — and is built for the life Alan and Justine will live in it for decades to come.

Ready to Start Planning Your Renovation?

132 Atlee started as a 1990s house that hadn’t changed in three decades. What it became — open-concept main floor, custom kitchen, full exterior envelope upgrade, three renovated bathrooms, work done right — is what happens when the planning phase isn’t rushed and the budget decisions are made with the client’s long-term interest in mind.

If you’re sitting on a renovation in Scarborough, East Toronto, or elsewhere in the GTA and want an honest conversation about what it would actually take, book a free 20-minute call with our team.

Related Reading

• A Home Addition Avoided With Thoughtful Planning

• The Side Extension That Became a Four-Level Transformation

• How to Properly Prepare For a Home Renovation

How a Growing Upper Beach family skipped the addition — and got exactly what they needed inside the walls they already owned

⚡ TLDR

Daniel and Liz came to BVM Contracting wanting to add a third bedroom before their newborn arrived. When our team discovered that 79 Kimberley was already sitting at approximately 69% site coverage — with no room to build out under current zoning — we could have told them to file for a Committee of Adjustment hearing and wait 12 to 18 months for an answer. Instead, we found the bedroom they needed inside the space they already had. No addition. No committee hearings. No delays. Construction started May 1, 2026, exactly as planned.

That’s the difference between a builder who sells scopes and one who solves problems.

Home Renovation Project Information

Project Type: Second-floor interior reconfiguration + full bathroom renovation + exterior cladding refresh

Location: The Upper Beaches, East Toronto

Scope: New third bedroom carved from existing second-floor space; complete bathroom renovation; primary bedroom layout redesign; laundry relocation to stacked unit; Kaycan white lap siding replacement + black window installation

Duration of Construction: Spring – Summer 2026 (in progress)

Timeline of our services: Pre-construction through to construction

Clients: Young growing family, The Beach

Architectal Partner: Mark Smith — markhsmith.ca

Project Cost: Inquire here

Before and After

To be added once the project is completed.

The Addition That Couldn’t Happen — And the Solution That Could

Daniel and Liz reached out to BVM Contracting in September 2025 with a clear goal: they needed a third bedroom before their baby arrived. Their home at 79 Kimberley in The Beach was already the right house in the right neighbourhood — they just needed it to grow with them. They came in assuming the answer was a side cantilever or a small addition.

Our team ran the FSI and density numbers alongside architectural partner Mark Smith. The result was unambiguous: 79 Kimberley was already at approximately 69% site coverage under Toronto’s zoning rules. Any addition — no matter how modest — would have triggered a mandatory Committee of Adjustment hearing. That process adds between 4-6 months to a project planning timeline and delivers no guaranteed outcome at the end of it. With a newborn on the way in March 2026 and a May 2026 construction start locked in as the target, that path simply didn’t work for this family.

So we pivoted. And we did it fast.

Working through the existing second-floor footprint with Mark Smith, our team identified an opportunity that a less experienced eye would have missed: the space beneath the mezzanine and the existing laundry room could be reconfigured to produce a fully functioning third bedroom — complete with a stacked laundry unit relocated to the adjacent space, a completely redesigned bathroom, and a reimagined primary bedroom layout. All of it inside the existing building envelope. Not a square foot added to the outside. And the clients were genuinely relieved — not disappointed — when the reconfiguration plan came together. They were keeping the project on track, keeping their timeline, and getting exactly the outcome they needed.

Bottom line: When a zoning path is closed, a good builder finds another door — and opens it faster than anyone expected.

PHOTOS TO BE ADDED HERE

No Surprises in Demo — Because We Asked the Right Questions First

Older Toronto homes carry history in their walls. 79 Kimberley was no exception. The pre-demo conditions included a decommissioned Jacuzzi with its own electrical subpanel and dedicated drain, an unused gas fireplace line, drainage roughed into the mezzanine, and a digital bath controller that hadn’t seen active use in years. In the wrong hands, that’s a list that becomes an extras invoice — delivered to a client who didn’t see it coming.

That’s not how BVM operates.

During the pre-construction planning process, our team worked directly with Liz and Dan to document every known condition in the home before a single wall came down. The Jacuzzi panel, the gas line, the mezzanine drainage, the old bath controller — every item was identified, walked through, and included in the scope of work before we signed a contract. No surprises. No add-ons tied to conditions we already knew existed.

This is a pattern in the industry that frustrates homeowners, and rightly so: some contractors treat pre-existing conditions as “unknowns” because it’s easier to add them to the bill mid-project than to do the homework upfront. Our approach is the opposite. If it’s going to need to be dealt with, it gets priced before we start — because that’s what honest contracting looks like.

Bottom line: Pre-construction due diligence isn’t overhead — it’s the reason your renovation doesn’t come with a surprise invoice halfway through demo.

Four Proposals, One Right Answer

Getting the layout right for 79 Kimberley wasn’t a straight line. It never is when you’re reconfiguring a second floor that needs to simultaneously create a new bedroom, improve the primary bedroom, relocate laundry, and fully renovate a bathroom — all without adding space. Our team and Mark Smith worked through four distinct design proposals before landing on Option 2A: the configuration that solved for everything the family needed without compromising the rest of the home.

The pivotal decision in Option 2A was the laundry. Relocating the washer and dryer off the main second-floor circulation and stacking them in a purpose-built alcove near the new bedroom and bathroom freed up the primary bedroom completely. Bedroom 1 could be fully redesigned — better flow, more usable square footage within the same walls, a layout that felt intentional rather than inherited. Because Liz and Dan had underused space in the mezzanine level, the stacked unit fit without eating into any liveable area they were actually using.

The second floor that came out of Option 2A works like a proper family home: three bedrooms, a completely renovated bathroom, laundry that’s accessible but not in the way, and a primary bedroom that feels like it was designed for the family living there — not retrofitted around whatever the original plan had allowed.

Four rounds of proposals isn’t a sign of indecision. It’s the design process doing exactly what it’s supposed to do.

Bottom line: The right layout takes iteration. The clients who commit to working through the options always end up with a home that works better.

Building Around a Baby — And Getting the Timing Right

When Dan and Liz signed with BVM, their baby was due in March 2026 — right in the middle of what would become a critical stretch for design finalization and permit approval. Building and plumbing permits were issued in January 2026. That left roughly two months to lock all pre-construction details before a newborn arrived and the pace of every decision in the household changed.

Our team didn’t wait to see how that played out.

Subcontractors were brought to site earlier than the standard schedule required so they could assess the scope firsthand. The full scope of work was documented and finalized before the baby arrived. When Daniel and Liz needed time to focus on their new family — and they absolutely got it — the project file was already in a ready state. Once the new parents found their footing, construction started on schedule: May 1, 2026, exactly when we’d planned.

That’s what proactive project management looks like in practice. Not chasing clients for decisions at the last minute. Getting ahead of the timeline so the client doesn’t have to choose between their family and their renovation.

Bottom line: A construction timeline can’t stop for life — but a good builder plans so that life doesn’t have to stop for construction either.

The Exterior Refresh: White Siding, Black Windows, and a Reason to Come Home

The scope at 79 Kimberley isn’t limited to what’s happening inside. The original painted exterior siding was due for a full replacement, and Daniel and Liz had a specific vision for the front of the house: clean, bright, and modern — a facade that would match the refreshed home behind it.

After reviewing options, the final exterior spec landed on Kaycan white lap siding replacing the existing boards, with new black-framed windows being installed in the same sequence. It’s a combination that works in this neighbourhood: the bright white field against bold black windows reads as updated and intentional without chasing trends that won’t age well. The contrast is clean. The result is a front elevation that earns a second look.

Getting that exterior work done came with a coordination layer most Toronto renovations don’t involve: a Toronto Hydro service isolation. Where utility lines run close to the siding and window work area, the installation can’t proceed until the line is temporarily taken down. Our team initiated that process proactively — filed the isolation request with Toronto Hydro, coordinated the signed submission with Liz, and is now sequencing the siding and window installations to happen in a single mobilization once the isolation date is confirmed. One coordinated effort, not a multi-stage scramble that adds time and cost.

Bottom line: When city utilities are part of the construction puzzle, the answer is to get ahead of the coordination — not react to it after it holds up your schedule.

What This Project Is Really About

Beyond the permit numbers, the layout options, and the square footage math, 79 Kimberley comes down to something simple: a family choosing to stay in the community they love.

Daniel and Liz didn’t want to upsize, sell, and start over somewhere else. They wanted to make the home they had work for the family they were building. The Beach is where they want to raise their children. This renovation — a third bedroom, a better bathroom, a fresh exterior — is what makes that possible.

We’re not in the business of selling the most expensive project on the table. We’re in the business of finding the right solution. Sometimes that’s a full custom build. Sometimes it’s understanding that the space your clients need is already there — it just needs someone willing to find it.

Ready to Find Out What Your Home Can Become?

The 79 Kimberley project proves that the right answer isn’t always the obvious one. Before you commit to an addition — or assume your current home can’t accommodate your family’s next chapter — talk to our team. We’ll run the FSI numbers, walk your space, and tell you honestly what’s achievable and what the fastest path to it looks like.

The Cliffcrest Drive Custom Home Build

How a meticulous Scarborough couple evaluated every option, visited the evidence, and built the most thoughtfully planned custom home we’ve ever taken on.

TLDR

Rafal and Oksana came to BVM Contracting in February 2023 with a property in Cliffside (located in the Scarborough Bluffs), three possible directions forward, and more detailed questions than most builders ever get asked. After two-plus years of pre-construction planning, two reference home visits, a Committee of Adjustment process, an OBC Package A2 insulation upgrade, a dual-zone HVAC system, and a legal basement apartment added to the program, they’re breaking ground in August 2026 on a ~5,100 sq ft forever home in Scarborough’s Cliffside neighbourhood, budgeted at approximately $1.85M. When the planning is this thorough, the build almost takes care of itself.

Home Build Project Information

Project Type: Full tear-down and custom new home build

Location: Cliffside, Scarborough, Toronto

Scope: ~3,800 sq ft above grade (inclusive of garage) + ~1,300 sq ft basement (legal apartment + mechanical/gym/wine cellar) — ~5,100 sq ft total

Pre-Construction Timeline: February 2023 – present (2+ years of planning and design)

Construction Start: Target August 2026

Clients: Rafal & Oksana

Architectural Designer: David Smith

Project Budget: ~$1.85M

Three Options, One Right Answer

When Rafal and Oksana first came to BVM in early 2023, they weren’t arriving with a blank cheque and a simple ask. They had a property in Cliffside, a vision for how they wanted to live, and three legitimate paths forward: a home addition, a second-storey top-up, or a full tear-down and new build.

Our team worked through each option with them honestly. What became clear quickly was this: a new build wasn’t just the best option — it was the only one that actually matched what they were trying to achieve. They wanted to start fresh and create a layout that worked for their family without the constraints of working around an existing structure. They also wanted to incorporate a legal basement apartment — a space to house relatives now, and eventually generate rental income when the time was right. An addition or a top-up would have cost a similar amount of money while still requiring them to work within the limitations of a foundation and layout that were never designed for their life.

The new build route won not because it was the most expensive option, but because spending a very similar amount of money and still being locked into someone else’s decisions wasn’t a trade-off worth making.

Bottom line: When the cost of the right solution and the wrong solution are close, you build right.

They Didn’t Just Ask Questions. They Visited the Evidence.

Before Rafal and Oksana committed to anything, they asked to see our work. So we arranged two site visits and the two couldn’t have been more different.

The first was 87 Lorraine Drive, a BVM new build still in its finishing stages. Most prospective clients only ever see a completed, staged home. Rafal and Oksana walked through while work was still underway, which meant they could see the behind-the-scenes areas. An unfinished basement, the mechanical rough-ins, what’s inside the walls before they close. They weren’t aligned with that home’s overall design direction or finish level, but that wasn’t the point. They came to see the quality of construction, and they asked the questions that mattered to their project: sewage ejector, in-floor heating, HVAC configuration, flooring, windows.

The second visit was the one that sealed it. We asked our clients at 396 Rouge Highlands Drive, a BVM home three years after completion, fully lived-in — if they’d open their home to a family they’d never met. They didn’t hesitate. For Rafal and Oksana, it was an entirely different experience: a finished home, real people living in it, and a candid conversation about what working with BVM was actually like. When they walked out of that visit, they’d heard directly from homeowners who had nothing to gain from saying something kind and said it anyway.

What happened between Rafal and Oksana and our past clients, we actually heard about after the fact. But what we heard confirmed everything: that was the visit that removed the last remaining doubt. That kind of organic trust, built without any coaching from us, is the clearest measure of success we know.

Bottom line: The best sales tool we have is a client who’s proud enough to open their front door.

Two Years of Pre-Construction: Here’s What That Actually Looks Like

For a project this complex, pre-construction isn’t a waiting room between signing and breaking ground. It’s where the build is won or lost.

Our team worked through what we call “sprints” with Rafal and Oksana, intensive periods of several weeks where significant ground got covered: budget build-outs, design reviews, scope adjustments, engineering consultations. These were followed by quieter stretches while the clients worked through their own decisions, navigated the Committee of Adjustment process, and sorted out financing. Keeping momentum through those quieter periods took effort. We made a point of checking in regularly, not with status updates for their own sake, but with high-value touchpoints: site visits, budget comparisons, scope conversations that actually moved the needle.

We also transitioned to new project management software during this period and migrated Rafal and Oksana’s full budget into the new system. There was a learning curve (there always is) but the outcome for them is unmatched transparency and real-time visibility into every line of the project. They can see exactly where their money is going, when it’s going, and what’s coming next. For clients this detail-oriented, that level of access isn’t a nice-to-have. It’s the baseline they expect.

Two years of pre-construction on a project of this scope and ambition is what doing it properly looks like. Every month of deliberate planning translates to fewer surprises when the crew is on site.

Bottom line: The longer and more thorough the pre-construction process, the smoother (and better) the build.

The Insulation Decision That Will Pay Off for 30 Years

Most homeowners never think about insulation compliance packages. Rafal and Oksana did, and they made the right call.

When the question of insulation strategy came up during the design phase, there were two clear paths under the Ontario Building Code. OBC Package A1 is the baseline: R-22 cavity insulation, simpler to build, lower upfront cost. OBC Package A2 goes further, continuous exterior insulation across the full building envelope, higher performance, more complexity, and in this case, a 12-inch foundation wall required to accommodate the assembly.

The decision came down to a simple principle: they’re only doing this once. They wanted to invest in a better thermal envelope. They want a home that performs, not just a home that looks good. The added cost was real. The tradeoffs were real. They understood both and chose Package A2 anyway, because the long-term payoff (better energy efficiency, lower operating costs, improved year-round comfort for the life of the building) justified every dollar of the premium.

This is the kind of decision that never shows up in a listing description or a photo gallery. But it’s exactly the kind of decision that separates a home that performs from one that merely appears to.

Bottom line: The right insulation strategy isn’t a line item, it’s a 30-year decision.

“Way Nicer.” The Facade and What’s Inside

When Oksana built her own facade concept using Google’s Gemini AI. She generated a front elevation that captured the design direction she had in mind and sent it to our team, the response was two words: “Way nicer.”

That moment captures who these clients are. They don’t wait to be inspired by what’s put in front of them. They bring their own vision and ask us to build it.

The exterior vision is classic and confident: quality brick complemented by precast limestone accents. It is traditional bones with a modern presence. The couple initially considered using more expensive limestone across the full front elevation. Choosing brick and redirecting those savings into standout precast accents was exactly the right call: more character per dollar spent, and a more durable, lower-maintenance envelope over time.

Inside, the program reflects the same level of intention. The main floor anchors around a great room with roughly 18-foot ceilings and double-level windows. This is a space that immediately signals this is not a production home. A large kitchen with a servery and pantry, a formal office, a library, and a mudroom-powder room combo at the entry round out the main floor. The second level holds four bedrooms, three full bathrooms, generous closet space, and a centralized laundry room. Below grade, the basement splits between a purpose-built legal apartment and a combination mechanical room, home gym, and wine cellar.

Bottom line: When every decision is intentional from the start, the finished home doesn’t just look right — it works right for the family living in it.

What Meticulous Clients Actually Tell You About a Builder

Rafal and Oksana asked specific, technical questions at every stage. HVAC duct routing. Foundation wall thickness. Window brand comparisons. Insulation R-values and compliance pathways. These aren’t casual conversations — and they’re not meant to be.

Clients who ask at this level serve an important function: they filter out the builders who aren’t prepared to educate, explain, and engage honestly with the details. The ones who give vague answers, deflect, or talk clients out of asking don’t survive this kind of scrutiny. Our team met every question with a real answer. And there were moments where the most honest thing we could say was: “We don’t have that answer right now, but we’ll find it.” That kind of humility, admitting a gap and committing to close it, is a powerful signal to the right kind of client. It shows a team that cares more about getting it right than appearing to already know everything.

Rafal and Oksana are the exact type of clients BVM Contracting is built to serve. Their meticulousness is matched by our process. When the client cares deeply about every detail, and the builder has a system built to handle it, the outcome is almost always exceptional.

Bottom line: The clients who ask the hardest questions tend to get the best homes.

Coming August 2026: The Home That Was Worth Waiting For

As of spring 2026, this project is in permit coordination with financing in progress and a firm target of August 2026 to break ground. Procurement is about to begin, locking in subtrades, finalizing budget details, and completing value engineering to find the right places to tighten without compromising what matters.

When this home is finished there will be an ~18-foot great room overhead, a legal basement apartment ready for family or rental income, a high-performance insulated envelope, a dual-zone HVAC system designed from first principles. Rafal and Oksana are going to feel something most homeowners never fully experience, the satisfaction of knowing every decision was made deliberately, with full information, and with time to get it right.

Of all the decisions made during this pre-construction process, the one our team is most proud of guiding is the dual HVAC system. They were the ones steering the ship, but our team gave them the information they needed to arrive at the best decision for their specific home and use case. That’s how it should work: we bring the expertise, the clients bring the commitment, and the outcome belongs to both.

The more planning completed before construction starts, the better the outcome. Two years of evidence proves it.

Bottom line: The best custom homes aren’t built fast, they’re built right. And right starts years before the foundation is poured.

Ready to Start Planning Your Custom Build?

This custom home building project is proof that the pre-construction phase isn’t overhead, it’s the work. The decisions made before a single wall goes up determine whether the finished home matches the vision or falls short of it. For Rafal and Oksana, two years of deliberate planning means no regrets when the dust settles.

If you’re thinking about a custom new build, tear-down rebuild, or major home addition in Scarborough, the Bluffs, East Toronto, or anywhere in the GTA, our pre-construction process gives you the clarity and confidence to build right

A Guildwood Home Addition Story

They pivoted the plan to save money. Then built everything anyway. Here’s what that decision — and the right contractor — actually delivered.

⚡ TLDR

10 Wooster Wood started as a plan to add a second storey to an existing Guildwood bungalow. When the budget couldn’t support it, the team pivoted to a two-level side extension instead — and Morgan and Nazorio ended up with a four-level home, an attached garage, vaulted ceilings, a complete exterior redesign, and a fully renovated main floor and basement. Total budget: approximately $850,000 including finishes and landscaping. Demo started September 2023. Permit closed 2025. One more thing: BVM Contracting was outbid for this job. Morgan and Nazorio reviewed the other contractor’s contract, came back to us, and the rest is this case study.

Before & After Home Addition Toronto

They Almost Hired Someone Else. Then They Read the Contract.

Before a single piece of drywall came down at 10 Wooster Wood, this project was headed to a different builder.

BVM Contracting submitted a proposal for 10 Wooster Wood. So did another company. The other company came in lower. Morgan and Nazorio were prepared to move forward with them — until they sat down with both contracts.

The competing builder’s contract was written in the builder’s favour. Broad language that allowed extras to be charged with minimal client recourse. Terms that gave the builder significant billing flexibility without meaningful accountability to the homeowner. Morgan Sim is a founding partner at Parker Sim LLP. She knew exactly what she was reading. She and Nazorio came back to BVM.

Our contract is built to be fair to both parties. It defines what constitutes a change order and what doesn’t. It protects the client’s budget from arbitrary extras. It creates accountability in both directions. That’s not a selling point — it’s the reason this project ended up in our hands, and the foundation that every subsequent decision on this project was built on.

Bottom line: Before you compare construction quotes, compare the contracts. A lower number tied to an unfair contract will cost you more in the end.

Before the Walls Came Down, the Surprises Began

BVM Contracting ordered DSS (Designated Substances Survey) testing before demo kicked off. What came back changed the scope of the demolition phase before a single tool hit drywall.

Asbestos. In the drywall compound and caulking on the main floor. In the basement. In the air registers throughout the home — eight of them at $200 per register.

Finding it before demo started is what matters. A contractor who skips pre-demo hazardous materials testing is a contractor who discovers asbestos mid-demolition — stops work, scrambles for abatement quotes, and charges the client for the delay on top of the abatement cost. We found it first, so we could plan properly: certified abatement company brought in immediately, multiple quotes obtained to ensure the clients’ money was being spent as efficiently as possible, and every phase of work staged around the abatement schedule.

Every discovery was communicated to Morgan and Nazorio immediately — in writing, with pricing attached, before any abatement work was authorized. The basement abatement came in at $3,800 + tax. The eight air registers added $1,600. Each cost was itemized as a formal change order on the project budget — visible, documented, and approved.

Morgan’s response after the first round of pricing: “Hopefully that is the last of the surprise asbestos. We appreciate you letting us know.”

That kind of calm, trusting response doesn’t happen by accident. It happens when clients know from day one that bad news won’t be buried — it will be surfaced, priced, and solved.

Bottom line: Pre-demo hazardous materials testing isn’t optional on older homes — it’s how a responsible builder protects the project schedule and the client’s budget from day-one surprises.

The Pivot That Expanded the Project

The original plan for 10 Wooster Wood was a full second-storey addition on top of the existing Guildwood bungalow. More living space, more bedrooms, same footprint. It was a logical concept — until the budget numbers came back and confirmed it wasn’t achievable within the financial parameters the clients had set.

Going up on an existing bungalow compounds quickly: structural reinforcement of the existing floor system, roof removal, temporary weatherproofing, re-engineering of load paths. The costs add up fast. The budget couldn’t support it at the level Morgan and Nazorio wanted.

The team proposed a different path: a two-level side extension built beside the home rather than on top of it. The logic was sound — build the new square footage adjacent to the existing structure, keep the construction footprint contained, and in theory limit how much the existing main floor and basement would need to be touched. Phase two could handle those spaces later, if needed.

That’s not what happened. Once the side extension was confirmed and the clients could see what was possible, the decision was made to do everything: fully renovate the existing main floor, fully renovate the existing basement, and redo the front facade while they were at it. The savings the scope pivot was supposed to generate were reinvested directly back into the project.

It’s one of the most consistent patterns we see in major renovations. Clients don’t want to live in a half-finished home. They don’t want to come back in three years and do the rest. So they stretch — and do it all at once. It’s a completely rational decision. It just requires honest budget management and clear eyes about the financial commitment involved.

The result: four separate levels — main floor, two levels of the side extension, basement — plus an attached garage built within the extension footprint. A home that looks nothing like the bungalow it started as.

Bottom line: Scope decisions made during a renovation aren’t surprises — they’re choices. The right builder makes sure you understand the financial implications of every choice before you make it.

Vaulted Ceilings, Permit Revisions, and a Kitchen Worth the Wait

Three features defined how this project got built.

The vaulted ceilings. Main-level vaulted ceilings were on the wishlist from the beginning. Before the contract was signed, the team confirmed the structural viability. The catch: making it happen required a complete replacement of the existing roof — not a minor cost. Morgan and Nazorio understood the number and made the call. Given that budget expectations had been a point of friction throughout, it was a real win when the revised pricing landed. The finished ceiling transformed the main level — open, light-filled, and architecturally distinct from anything the original bungalow offered.

The exterior revision. Mid-construction, the exterior design went through a formal revision. The elevation — stone, longboard siding, stucco, and the garage canopy detail — was re-engineered and re-drawn, then submitted for a permit revision. BVM coordinated directly with the architect and the city inspector to keep framing moving while the paperwork was processed. Missing details in the original drawing set — including the garage overhang measurement needed by the framers — were flagged by the BVM team and pushed through on a tight timeline.

The steel savings. The structural steel scope was repriced during the build. Final cost: approximately $6,800 against an original estimate of $13,500. The $6,700 in savings was credited back to the project budget. Savings don’t come from luck — they come from a builder who’s actively looking for them and passing them through.

The kitchen was installed in late March 2024 — one of the last major milestones before the project moved toward permit close.

Bottom line: When a builder is actively managing every line item, savings show up the same way problems do — through attention and follow-through.

What the Design Process Actually Cost — And the Company We Built Because of It

One lesson from 10 Wooster Wood applies to every homeowner planning a major renovation: the design process is not a formality. It is the project.

10 Wooster Wood involved three organizations: BVM Contracting on construction, an architectural designer for permit drawings, and an interior designer for the kitchen. Throughout the project, the BVM team routinely identified gaps in the architectural drawing set — missing measurements, incomplete material specifications, and details that needed resolution before the framers could proceed. Every gap cost coordination time. Every clarification request added friction to the build. The team navigated it, the project got done, but the pattern was consistent: bare-bones design documentation transfers costs from the design phase directly into the construction budget.

It’s one of the central reasons BVM Contracting created The Constructible Design Co. — our in-house design service built specifically to produce drawings that builders can actually build from. Detailed. Grounded in existing conditions. Field-ready. The kind of documentation that doesn’t require daily phone calls to the architect because the drawings don’t answer basic construction questions.

If you’re planning a renovation or addition, treat the design process as a strategic investment. A detailed, constructible set of drawings is among the best dollars you can spend before construction begins. The most expensive drawings you’ll ever have are the vague ones you thought were saving you money.

Bottom line: In projects of this scale, the quality of the design documentation determines how much of your budget survives the construction phase intact.

Permit Closed. Family Moved Back In.

The permit for 10 Wooster Wood closed in 2025 — a process that stretched beyond the initial schedule due to a framing inspection that required a structural engineer’s report and review before the city inspector would sign off. It was handled directly, coordinated professionally, and closed without drama.

Morgan and Nazorio moved back into a completely transformed home. What had been a single-level Guildwood bungalow became a four-level residence with an attached garage, vaulted ceilings, a fully renovated main floor and basement, and an exterior that’s a different building in every visible way.

This project was big. It was more expensive than the original scope. It took longer to permit-close than planned. Morgan and Nazorio pushed for everything — and got it. The result is a home they won’t need to revisit for a very long time, which is exactly what doing it all at once is supposed to deliver.

Bottom line: There’s a cost to doing everything at once. There’s also a cost to doing it halfway — and that bill tends to show up at exactly the wrong time.

Ready to Plan Your Home Extension or Renovation?

10 Wooster Wood shows what’s possible when a major renovation or side extension is managed with honest budget conversations, proactive communication, and a contractor who treats the client’s investment the same way they’d treat their own. Even when the scope grows, even when surprises show up, even when permit timelines stretch — the right team keeps the project on track.

If you’re thinking about a home addition, a side extension, or a full renovation in Guildwood, Scarborough, or anywhere in the GTA, let’s talk before you lock in a scope, a budget, or a contractor.